HARSHITA SAINI

M.SC PREVIOUS

ZONING
The separation or division of a municipality into districts, the regulation of buildings and structures in
such districts in accordance with their construction and the nature and extent of their use, and the
dedication of such districts to particular uses designed to serve the General Welfare.
CONCEPT OF ZONING
Zoning, the regulation of the use of real property by local government, restricts a particular territory to
residential, commercial, industrial, or other uses. The local governing body considers the character of
the property as well as its fitness for particular uses.
Zoning ordinances divide a town, city, village, or county into separate residential, commercial, and
industrial districts, thereby preserving the desirable characteristics of each type of setting. Laws
generally limit dimensions in each zone. Many regulations require certain building features and limit
the number and location of parking and loading areas and the use of signs. Other regulations provide
space for schools, parks, or other public facilities.
Zoning is not merely the division of a city into districts and the regulation of the structural and
architectural designs of buildings within each district. It also requires consideration of future growth
and development, adequacy of drainage and storm sewers, public streets, pedestrian walkways,
density of population, and many other factors that are within legislative competence.
NEED OF ZONING
One of the most essential parts of any plan is the ability to provide citizens with an equal opportunity.
Communities cut off from urban centres by railroads, interstates or natural boundaries have difficulty
in accessing employment. When planning for development and the use of land, special attention must
be given to lower-income housing projects. Mixing housing for various income levels provide
increased educational and opportunities for lower income families. To facilitate the implementation of
a master plan, zoning ordinances and special regulations are imposed on real-estate developers.
There are two essential parts to a zoning ordinance:
1. Detailed maps showing land area, boundaries and the zone under which the land is categorized.
2. Text describing in full detail each zone's regulations.
Zoning is used to permit some types of construction and prohibit others. In some areas, residential
construction may be limited to a specific type of structure. Downtown areas may be a mixed-use of
residential and commercial activity. Manufacturing centres will be zoned for construction close to the

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interstate. Some areas may be prohibited for development as a means of conserving green space or
access to water. There may also be districts where only the historical aesthetic is allowed.
1. The people in each area of the county can determine the uses they want to make of their land,
the facilities they need, such as type of roads and water supply, and can cooperate in the
orderly development of the area.
2. Objectionable uses can be excluded from further development in areas that are set aside for
specific types of activity.
3. Buildings in residential areas can be made more uniform as to type, size, height, and style of
architecture for the protection of property values.
4. Trash and garbage disposal places can be designated and solid waste disposal areas (i.e.
abandoned strip mining pits or stone quarries) can be used for these purposes.
5. Residential and industrial areas can be segregated to reduce traffic hazards and to control
water and air pollution.
6. The builder of a residence knows that the area is set aside for that use, so his property value
will not deteriorate due to some nonconforming use later on.
7. Factory owners and merchants know that they are located in areas suitable for business
purposes.
8. Areas of natural beauty can be preserved and their recreational potential enhanced.
9. Farmers are protected by land use planning and zoning regulations. Regulations do not apply
to structures associated with operating the farm business. They can grow the crops they want
and put up any size, or type of structure they need for the operation of the farm business. At
the same time, a farmer who has a neat, well-kept farmstead can be assured that a tavern or
tar-paper shack will not be built next door.
The purpose of zoning is to promote and protect the health, safety, and welfare of the community. The
zoning ordinance divides the municipality into zones, which regulates the location, construction,
intensity, and bulk of residential, commercial, and industrial uses.
Zoning Regulations are designed to

Specify height, size, and situation of buildings on lots with reference to streets and property

boundaries.
Regulate the percentage of a lot that may be occupied by a building.
Specify the size of yards, courts, and other open spaces.
Control the density of population by residency use in relation to lot size.

Subdivision control, like zoning, serves as a preventative measure guarding against improper lot
layout and inadequate subdivision preparation. Such ordinances can be especially useful in areas
experiencing rapid growth. In the long run, the community, the future homeowner, and the developer
all benefit from a well administered, well-planned subdivision control program. A well-planned
subdivision usually means a better place to live for homeowners, lower public service costs, and
added profits for developers. Everyone gains from good design.
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BENEFITS OF ZONING

Helps local government insure adequate services and facilities for its citizens.
Contributes to stability of areas so that the individual can plan for the future with respect to

his residence or business

Established acceptable land and water use patterns for agriculture, agricultural related

businesses, industries, recreation, communities, and highways.

Assists developers and investors in knowing the standards they must meet as well as what

standards they can expect from the rest of the community.

Assists in preventing premature urbanization of rural areas, which would result in increased
demands for urban services and facilities and the need for higher taxes to support these
facilities and services.

SHORTCOMINGS OF ZONING

Comprehensive planning must involve peoplea written plan without people involvement is

of little value.
People and committee involvement are always time consuming.
Public facility programs are usually cost-sharing but of little value without an adequate

budget.
Zoning restrictions are required to result in effective planning.
Some people feel that zoning regulations take away individual rights.

ZONING OF DELHI
The Planning Department is responsible for preparation of Five Year Plan and Annual Plans of NCT
of Delhi for the subjects within the jurisdiction of Govt. of NCT of Delhi. This involves:
1.
2.

Estimation of resources for financing of Annual Plans & Five Year Plan,
Preparation, monitoring and evaluation of Five Year Plan/Annual Plans.

Delhi today is emerging as one of the largest cities of the world. From a settlement of 7 lakhs in
1947, its population has increased to 138 lakhs in 2001 at a growth rate of around 4.6% (1991-2001).
As a result, there is a phenomenal pressure on land, housing, transportation network and services. Out
of total area of 1483 sq. km., about 50% has already been urbanized and the rest is under heavy
pressure or urbanization. In order to restrict the growth of the city, National Capital Region, covering
about 30,000 sq. km. has been delineated, however, the runaway growth of Delhi continues
unrestricted. It is no more just a national capital but an international centre of business, sports, culture
and education. Delhi, today, has emerged as one of the prime movers and a nerve centre of ideas and
actions, stands at the crossroads. The choice is either taking a road to indiscriminate, uncontrolled
development and slide towards doom, or towards a world class city, if handled with vision and care.
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Apart from identifying the critical issues, such as, land, physical infrastructure and transport, ecology
and environment, housing, resources, governance and management, the cornerstone for making Delhi
a world class city is the planning process itself. There is a clear need of paradigm shift in the planning
process and make it more participatory, flexible and people friendly. The Vision-2021 strives to make
Delhi as a world class city, where all the people are above poverty line and are engaged in productive
work. The infrastructure services are adequate, sustainable and maintain a circular metabolism with
the natural resources. Vision for Delhi 2021 can be summed up as: A Restructured City made by
Citizens; A modern eco-friendly city based on new technologies; A City to live and a Humane City.
THE GUIDELINES
The Ministry of Urban Development & Poverty Alleviation issued guidelines to the Delhi
Development Authority to facilitate finalization of Delhis Master Plan for 2021.The guidelines, while
recognizing that the past experience of planning emphasize the need for innovative approaches to deal
with the problems that affect Delhi and make planning a participatory process. These as the Mission
statement for Delhi-2021, postulate the following:

Evolving an alternative approach to the policy of large scale acquisition and disposal of land
by DDA, to reduce the time gap between acquisition, development and disposal and to enable

farmers to share the benefit of urbanization.

Synergy between Regional Plan and Delhi Master Plan to be strengthened.
Unauthorized colonies to be effectively incorporated in the main stream of urban
development.

Strategies to develop synergy between work place, residence and transportation to address the
following issues:

Mixed residential and commercial land use;

Commercial/office use of industrial premises;
Concentration of industries in non-industrial areas to the extent of 70% or more making them

virtually industrial in use.

Amelioration of existing slum & JJ clusters through a judicious mix of relocation and in-situ

development.
Permitting redevelopment of DDA colonies through self-managing residential community by

making use of the incentive of higher FAR.

Re-development of old and degraded areas and areas that have developed unauthorized by

reviewing the existing legal and procedural barriers.

Intensive development along the metro corridors up to half a kilometre depth with requisite

infrastructure development to have synergy between transportation and urban development.

Preparation of perspective plans for development of infrastructure to be framed in
coordination with the Government of Delhi and relevant organization.

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Review of permissible vertical construction (including that below the ground) in the light of

new technological developments, and enhance green spaces;

Strengthening of the existing legal framework for enforcement of Master Plan provisions

including unauthorized construction and encroachment on public land.

Emphasis on development of green cover, bio-diversity parks, protection and conservation of
heritage.

The provision of land and services has to be made for an anticipated population of around 230 lakhs
for Delhi in the year 2021.
LAND POLICY
The backbone of planned development is the Land Policy. Complimentary to the Delhi Master Plan
(1961-1981) the Scheme of Large Scale Acquisition, Development and disposal of Lands in Delhi was
promulgated. Having realized the slow pace of planned development and increasing gap between the
demand and supply, it is necessary that the role of public agencies in acquisition of land, development
and disposal is reviewed.
According to the preliminary estimates, to cater to a projected population of 230 lakhs by the year
2021, the present urban area of Delhi (70,162 ha.) needs to be added by around 25,000 to 30,000 hac.
By the year 2021.

To ensure planned development and to avoid delays and litigation in land

acquisition, it is necessary to seek a suitable alternative to the past policy of large scale acquisition
and disposal of land.

The approach should be able to mobilize the private sector in urban

development and housing, while giving due regard to the interests of the poor migrants. Also
regulatory and enforcement arrangements have to be strengthened to arrest the growth of unauthorized
colonies and jhuggi-jhopri (JJ) clusters. The concept of land pooling for agricultural lands/areas and
Transferable Development Rights (TDR) for urban areas have to be invoked and integrated along with
the compulsory acquisition of lands.
THE NATIONAL CAPITAL REGION
The National Capital Region includes 7 districts of Haryana, 5 districts of Uttar Pradesh, the entire
NCT of Delhi and 1 District of Rajasthan. At the local level, areas within the regional fall under the
purview of the local bodies. The NCR covers an area 30,242 sq. m. This constitutes 0.92 % of Indias
surface area which is divided among four States as given below:
NCT Delhi (1483 Sq. km.) accounts for 04.41% of the total area of NCR (37.22% of population)
Haryana (13413 sq. km.) accounts for 39.95% of the total area of the NCR (23.46% of population)
Uttar Pradesh (10853 sq. km.) accounts for 32.32% of the total area of the NCR (31.24% of
population)
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Rajasthan (7829 sq. km.) accounts for 23.32% of the total area of the NCR (8.08% of population).
In 2001, the region accommodated a population of 370.33 lakhs. This accounts for 3.6% of the total
population of the country.
Major migration to Delhi is from the states of Uttar Pradesh, Haryana, Punjab and Rajasthan. A
sustainable development strategy is recommended within NCTD in the Regional context, which
envisages effective implementation of the Plan keeping in view the broad policy framework of
National Capital Region (NCR). Delhi has s limited area of 1483 sq. km. whereas the orbit of
influence is well beyond its limits as about half of the area, is already urbanized. For remaining area
optimum utilization of land is required so that natural features like major greens areas, defined water
bodies and areas of national importance could be conserved. In the context of urbanization and
changing needs. It is important to adopt a definite restrictive policy.
The developments at the doorstep of Delhi are bound to have repercussions on Delhi and its subregion. Delhi Metropolitan Area has been redefined comprising of the NCTD; Ghaziabad-Loni
Complex, NOIDA and Greater NOIDA controlled area in Uttar Pradesh; Faridabad-Ballabhgarh
Complex, Gurgaon, Bahadurgarh Kundli and the extensions of the Delhi Ridge in Haryana.
The Delhi Metropolitan Area including the NCTD should be considered as one urban agglomeration
for the purpose of preparation of an Integrated Development Plan (IDP) which is recommended to be
coordinated by NCR Planning Board and be taken up by the concerned State Governments. In the
interests of the sustainable development of the Delhi Metropolitan Area, separate plans for
Transportation linkages (including rail link, MRTS, bye-pass Expressway/highways), Ridge and River
development should be prepared by the GNCTD. Certain specific projects of economic and industrial
development in the DMA towns could also be initiated by the GNCTD in collaboration with
concerned States/local bodies.
The Plans for the NCR and Delhi Sub-Region must evolve alternate development strategies, resource
allocation strategies, performance criteria and significant values and standards to guide development.

LAND USE ZONING

The basic objective of the Land Use controls is to promote planned development of the National
Capital Territory of Delhi by a synergy between work place, residence and transportation, as well as
safeguarding the environment. During last few years large projects have come up such as Metro
Corridor, flyovers, etc. These require restructuring of land use pattern as well as offer opportunities to
redevelop and rebuild old dilapidated areas. As such it may be proposed to designate such areas as
undetermined land use or white zoning:
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500 mts. Wide belt on either side of the MRTS corridor

100 mts. Wide belt along major roads (60 mts. and above proposed ROW)
The land use and controls should be based on the preparation of urban design scheme of specific
areas, which will allow turnaround of dilapidated, old areas. It will also offer advantage as given
below:

Injecting socio-economic vitality and urban rejuvenation

Better Interfacing between land use and infrastructure services/transportation.
Flexibility in zoning for optimum land utilization
Value addition
Infrastructure up gradation.

The minimum area for a comprehensive scheme to be prepared by the land owners for the approval of
the DDA, local body and other concerned authorities should be 4 Ha. No change of land use should
be necessary for the overall scheme approved as such. However, conversion and additional FAR
charges should be legible. This will open up huge opportunities of restructuring, reconstruction and
renewal, which in turn will yield to the prosperity of the city.
The concept of Accommodation Reservation is to facilitate development of community facilities
without need of acquisition of land under private ownership. The Private owner may provide the
land/building free of cost to the local body/Government/ Development Authority against the incentive
of FAR which he can utilize for his own purpose. Thus, community facility becomes available in time
to the public without adding any financial burden on the Development Authority/Local
body/Government.
LAND USE DISTRIBUTION
LAND USE
Residential
Commercial
Industrial
Green/ Recreational
Public & Semi-Public Facilities
Circulation

% OF LAND
45-55
3-4
4-5
15-20
8-10
10-12

REGENERATION OF INNER CITY

MPD-2001 proposed urban renewal of 2600 ha. of old built up area, known as 'Special Area' which
has been divided into 4 Urban Renewal Areas namely
1.

Walled City

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2.
3.
4.

Karol Bagh
Other Urban Renewal Areas, and,
Specific use zone areas.

Walled City of Delhi with concentration of historical buildings has been designated as "controlled
conservation area". The following strategies had been proposed for overall conservation of the Walled
City:

Shifting and de-limitation of non-residential activity with priority for shifting of noxious and

hazardous trades/industries.
Up gradation of physical and social infrastructure.
Traffic and transportation, management and regulations.
Conservation and restoration of historical buildings.
Revitalization of residential areas.
Renewal/redevelopment of Walled City Extension.

The main priority is to decongest the old city and to shift traffic generating activities from the Old
City. To shift wholesale trade, noxious industries and hazardous business from the Old City, it is
proposed to develop counter-centre in the form of:

Integrated Freight Complexes at the peripheral location

New industrial area,
Development of Truck Terminals, vehicle repair workshop, Old Car markets, Motor parts

Markets at the periphery of Urban Delhi.

Railway Freight Terminals.
Noxious industries and hazardous trades are to be shifted from the Special Area in a time
frame by a set of incentives (providing alternative plots, tradable FAR, tax holiday etc.) and
disincentives (non-renewal of trade/industry licences etc.) within a time frame of 3 to 5 years
maximum.

For the Walled City and other Special Areas, it is necessary to evolve a strategy that will trigger a selfstarting redevelopment process and will give "new lease of life" to these areas with improved
infrastructure, transportation and economic viability. These may include the following;

Application of Transferable Development Right (TDR) so that the premises owners in the

Walled City and Special Area get enhanced component of space in designated new areas.
Private developers and co-operatives may be encouraged to undertake conservation of
heritage and redevelopment guided by planning and faade controls, but allowing internal

flexibility of space and use.

Certain city areas need to be fully pedestrianized.

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FAR and Tax incentives for those who have to maintain the architectural controls.
When land is to be surrendered for widening of roads or any other public facility, the equivalent FAR
should be permissible to the owner/developer either to use on same plot or added to the TDR
component.
The concept of Accommodation Reservation may be introduced for Special Area, whereby for
provision of essential public facilities to be handed over to the local body/government, the owner of
property is given full permissible FAR on the component of public facility. Evacuee properties can
also be used for this purpose. Area based renewal approach specifying "Protected Areas",
conservation/heritage zones.

Specifying pedestrian and vehicular streets, and undertaking the preparation of road

beautification/development plans.
The overall firefighting plan to dictate minimum road widths for vehicular movement.
All heavy commercial vehicles, rickshaws, animals and animal driven vehicles to be

prohibited.
Underground parking lots to be developed at the peripheral locations.

On most of the road and streets in the Walled City, part of the right of ways are occupied/ encroached
upon by commercial establishments, which is about 25% to 30% of their right of way. Removal of
encroachments would have double benefit
(I)
(II)

Recovery of the right of way

Decongesting the city of commercial activity and thus improving the environment.

Augmentation plan for decentralized services with public-private partnership, including solid waste
management, telecommunication and I.T.
A new set of Development controls for Mixed Use, enhanced FAR and TDR applicability.
In about a year, about 50 per cent of the Inner City will be within 8 to 10 minutes of walking distance
from Metro Stations. Hopefully, this will release some congestion from already choked roads and
reduce the parking demand. This will also provide opportunity
1. To pedestrianize some of the roads in the Walled City and other area.
2. To redevelop certain areas along metro corridors.
3. To upgrade infrastructure services.
4. To improve interface between land use and transportation. Improved accessibility will also
facilitate and encourage decentralisation of wholesale trade from old Delhi.
In place of centralized CBD, a new linear pattern of economic corridors can emerge by planned
intervention. For this, a set of well worked out incentives and disincentives need to be built-in within

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the planning framework. Within the intervention zone of 500 meters on both sides of metro corridor,
actual delineation of economic corridor along metro route should be area specific.
The comprehensive scheme can be initiated by the land owners, local associations/co-operatives or
authorised developer for approval of the DDA/local body. This way the process of area by area
renewal and redevelopment would trigger a process of decongestion and conservation, releasing
heavily built up area for open space/greenery, upgradation of social-physical infrastructure and
shifting out of hazardous, inflammable and noxious activities from the Old City. The incentive of
additional FAR, along with other measures like liberalisation of land use and time bound approvals
would motivate the owners and residents to adopt the route of planned development.
In order to address effectively to the emerging issues and the need of conservation and regeneration of
the Special Area, it is necessary to review the existing legal framework, organisations and procedures
and evolve a new framework or make amendments. The broad contours of the new framework could
be as follows:
Facilitating entry of new players in conservation and redevelopment, such as, local community, RWA,
Cooperative Societies, Financial Institutions, DMRC and Private Sector.
Attracting private sector participation and investments by
a) Bankable project approach
b) Removing unnecessary controls
c) Incentive development controls such as Transferable Development Rights, Accommodation,
Reservation land use flexibility and grant of additional FAR
d) One window, time bound approval of projects
e) Financial and tax incentives.
Creating a dedicated organizational set up for coordinating Special Area conservation and
regeneration, with planning, services, land management, financial and engineering responsibilities,
including transport and maintenance.
Constitution of a Regulatory and Monitoring Authority.
Leveraging strategy for conservation, economic corridor redevelopment, infrastructure up gradation,
and employment generation projects.
Review of the ASI Gazette Notification No. F8/2/90 dated 16th June, 1992, regarding prohibited and
controlled zone around the protected monuments in the Old City.
Capacity building, public participation, asset management & MIS.
MRTS (Mass Rapid Transit System)

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NETWORK AND RESTRUCTURING THE CITY

A total length of 244.9 Km of Metro Corridor is planned to serve Delhi:
MRTS NETWORK
PHASE-I
PHASE-II
PHASE-III
PHASE-IV
TOTAL

LENGTH

BREAKUP

ABOVE

62.2
51.7
62.2
68.8
244.9

(km) - UG
12.12
8.7
6.4
-27.22

GROUND
5.42
3.6
2.8
1.1
12.92

ELEVATED
44.62
39.4
53.0
67.7
204.72

Ultimately the MRTS Network would serve 109 lakhs passengers per day or about 50-60% of citys
population will move through the Metro Network. Transport demand is projected to grow by 50% in
10 years and 100% in 20 years. About 428 square kilometres or about 30% of the area of National
Capital Territory of Delhi or about 60% of Urban Area will be within 15 minute walking distance
from the proposed stations. About 107 square kilometres around the stations or about 15% of urban
area of Delhi is likely to be directly affected, which is likely to undergo a dramatic change to
accommodate higher intensities of use and development.
This is about 15% i.e. four times of the existing and proposed commercial use in Delhi Master Plan.
This is also about 4 times the area of the Old City including Karol Bagh (Special Area 2600 Ha.)
As such, MRTS facilities and the form of the movement corridor will have an impact on the structure
of the City and consequently its development. The choice is either to facilitate planned development,
visualizing the economic forces, or to let the opportunity slip out of hand by perpetuating
conventional concepts and norms by dissipating energy in controlling the inevitable.
PHYSICAL INFRASTRUCTURE
The existing availability and projected requirement for physical infrastructure components is
indicated below:
Availability
Water (mgd)
Sewerage (mgd)
Power (mw)
Solid Waste (tons/day)

WATER
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2001
785
384
2352
4900

Requirement
Projected
2001
2021
1096
1840
873
1472
3265
8800
7100
15750

Additional
2001-2021
1055
1088
6448
10850

Delhi depends largely on river Yamuna and partially on river Ganga for its share of raw water. For
sustainable development of water resources in Delhi, it is essential to ensure adequate supply of water
in terms of reliability, quality and quantity. The water requirement is @ 80 gpcd (360 lpcd) with
breakup of domestic and non-domestic as 50 gpcd (225 lpcd) and 30 gpcd (135 lpcd) respectively.
However, minimum water supply of 30 gpcd has to be ensured for all areas. This may be provided at
two levels potable (for drinking, cooking, etc.) and non-potable. In the existing areas till the
arrangement of non-potable water is made, potable water should be supplied. For urban extensions
and areas under development schemes, these norms are recommended with necessary provisions. The
potable water requirement has to be made from river water allocation and ranney wells in Yamuna
flood plains. The supply crucially depends on the progress of the proposed dams at U.P. Uttaranchal
and H.P. and conveyance system with release of allocated water to Delhi. However, to some extent
localised ground water extraction and its supply after treatment to prescribed level of quality may also
be required to meet up the demands. To promote the water supply in accordance with the projected
requirement up to the year 2021 interstate river water allocation is required to be worked out jointly
by DJB, CGWA and NCRPB. All measures are to be taken to reduce unaccounted flow of water
(UFW), production losses at existing plants.

The existing drainage basins shall be made self-

sustainable in water management by integrating water-sewerage-drainage systems. Water resource

management should be adopted by:
Recycling of treated waste water with separate lines for potable water and recycled water. Dual pipe
supply system has to be introduced in a phased manner in all areas.
Ground water recharging through rain water harvesting, conserving water bodies and controlling
groundwater extraction. Groundwater extraction is to be controlled through registering boreholes and
recharging according to test yields. Ground water management is to be enforced by enacting law.
DRAINAGE
Drainage has two aspects: flood protection and storm water discharge which are interrelated. The
storm water and flood protection in Delhi are not local but have regional bearing including areas of
Haryana and Rajasthan. The main drainage system of Delhi is such that all water collected through
main drains, link drains and small rivulets is discharged into Yamuna. On the basis of topographical
characteristics and existing drainage network, NCT of Delhi has been divided into five drainage
basins namely Najafgarh, Alipur, Shahdara, Khushak Nallah and Mehrauli.
To improve the drainage system of Delhi, effluent treatment plans should be provided at outfall of
drains and aeration units at interceptions with advanced techniques for maintenance of drains. A time
bound action programme for augmentation and capacity revision of existing and new drains (due to
increase in run off from urban extension) is also vital check dams and depression/lakes may be

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designed for increasing ground water table and as storm water holding points wherever needed. The
design shall preserve the natural drainage pattern after the development of an area.
POWER
Delhis requirement of power in the year 2021 is tentatively estimated by Delhi Transco Limited to be
8800 MW based on 16th Electricity Power Survey of India, CEA. To meet the demand, the concerned
agencies need to augment the power supply and improve the transmission and distribution system.
The additional power requirement would be met from local generation and allocated share from the
grid system.
In the reform process for power sector in Delhi, the Delhi Vidyut Board has been formally unbundled
into successor companies for managing the distribution, transmission and generation functions. After
the privatisation of distribution system the power generation may also be privatised with regulatory
controls on tariff structures. Load management largely depends on tariff structure. In the reform
process for power sector in Delhi, the Delhi Vidyut Board has been formally unbundled into successor
companies for managing the distribution, transmission and generation functions. Load management
techniques should be adopted and schemes to minimise power thefts/losses by improved metering
arrangements should be enforced. Non-conventional energy sources like recovering energy from
sewage, solar energy should be used for street lighting, lighting at public spaces, open areas, traffic
signals, hoardings. Etc.
SOLID WASTE
The problem of solid waste management in Delhi is assuming serious proportions due to increasing
population, urbanisation, changing lifestyles and consumption patterns.

The garbage from

unauthorised developments, slums, JJ settlements, etc. is not collected which further adds to the
environmental degradation. The projected average garbage generation up to the year 2021 is @ 0.68
kg per capita per day and total quantum of solid waste is 15750 tons/day.
Management of solid waste is involves waste generation, segregation and storage waste collection,
waste transfer/transportation, treatment, recycle, reuse, recovery, and disposal. For effective waste
management, its segregation at the community and neighbourhood level is imperative. The waste shall
be segregated and collected, in separate chambers at dalaos. For this, involvement of rag pickers along
with RWAs, CBOs and NGOs is to be encouraged.
Today Delhi stands at crossroads. The problems are huge and complex, yet there are several unique
opportunities which can be explored in turnaround development of the National Capital. These
opportunities demand a paradigm shift in planning and urban management so as to pave the way in
building of new partnerships. For this the critical areas are formulating a new hybrid land policy,
planning in the larger context of the region, a facilitating approach to land use zoning incentivising
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self-starting redevelopment and regeneration, restructuring the city based on mass transport and
public-private partnership to augment physical infrastructure. Well devised policies and strategies
will certainly help in making Delhi a World Class City.

MASTER PLAN OF DELHI 2021

Zoning Regulations/ Development Controls in Delhi
Thus following the master plan, zonal plans need to be prepared for all the 15 existing zones in Delhi.
On this front, as well, the track record of planning has not been good. Following the formulation of
the MPD 2001, plans for only 7 zones have been approved and notified whereas plans for zones G
west Delhi, H North West Delhi I, M North West Delhi II, and P Narela are still at various stages
of approval. In fact, it is ironic that with the master plan for 2021 about to come into operation quite
soon, DDA officials are still in the process of formulating zonal plans for MPD 2001 under strict court
orders, and even these will take time to get finalised. The other aspect of zoning enumerated in the
development code for the city consists of the division of the city into various Use Zones and Use
Premises which determine the land use policy in the city. A use zone is an area for any of the
specified land use categories. A use premise means one of the many sub divisions of a use zone,
designated in an approved layout plan, for a specific use. Land use of premise has to be determined on
the basis of an approved layout plan, which has to be consistent with the land ownership and the
approval of the building plans.5 The MPD 2021 divides the city into the following use zones:
1.

Residential
Residential Area
Foreign Mission
2. Commercial
Retail shopping, General Business and Commerce, District Centre, Community Centre, Non

3.

4.

5.

6.

Hierarchical Commercial Centre.

Wholesale, warehousing, cold storage and oil depot.
Hotels
Industry
Manufacturing, service and repair industry
Ridge/Regional Park
Ridge/Regional Park
Recreational
City park, district park, community park
Historical monuments
Transportation
Airport
Terminal/ depot- Rail/ MRTS/ Bus/ Truck
Circulation- Rail/ MRTS/ Road

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7.

8.

Utility
Water (treatment plant etc.)
Sewerage (treatment plan etc.)
Electricity (power house, sub-station etc.)
Solid waste (sanitary landfill etc.)
Drain
Government
President Estate and Parliament House
Govt. office/ Courts
Govt. land (use undetermined)
9. Public and Semi-public Facilities
Hospital, education and research university/ university centre, college, socio-cultural
complex, police headquarter, police lines, fire stations, disaster management centres,
religious, burial ground/ cremation.
Transmission site/ centre
Sports facilities/ complex/ stadium
10. Green belt and water body
Plant nursery
Green belt
River and water body
Most of these regulation shave been lifted verbatim from MPD 2001 without undertaking any
comprehensive review. It is the existence of such zoning codes that has resulted in heated debates
among economists, planners, govt. officials and the residents not just in Delhi but the world over.

REFERENCES
1. http://www.munford.com/
2. http://legal-dictionary.thefreedictionary.com/

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3. Regional Planning for Large Metropolitan Cities: A Case Study of the National Capital
Region Author(s): V. Nath Source: Economic and Political Weekly, Vol. 23, No. 5 (Jan. 30,
1988), pp. 201-214 Published by: Economic and Political Weekly
4. URBAN PLANNING IN INDIA Author(s): Sahay Shrey, Siddhartha Kandoi, Soumil
Srivastava.
5. Master Plan for Delhi: 2021A Critical Analysis Snigdha Dewal

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